BUT, I've lost count of how many poster's first advice in these forums is "they've shown they're a problem, get them out" "they were late three times last year get them out." etc etc 

Trying to convince people that permitted work is better is like beating your head against a wall.

@Patrick Irish based on what you say, the Sec 121 Exclusion and the 1031 Exchange both seem like they'd be good options for you to defer capital gains on sale of the townhouse.Sec 121 Exclusion has 3 requirements: First, Determine whether any of the automatic disqualifications apply (acquired property through 1031 exchange in last 5 years, or subject to Expat taxes)Next, meet the ownership requirement -> you owned the home for at least 24 months (2 years) out of the last 5 years leading up to the date of sale (date of the closing)Finally, meet the residence requirement -> owned the home and used it as your residence for at least 24 months (or 730 days) of the previous 5 yearsThere is no “Wiggle Room” but there is a Sec 121 “partial exclusion” for people like you that missed the residence requirement by a few months.

I'm a multifamily analyst for a bank that originates all sorts of real estate loans, and I am looking to connect with people that have a passion for real estate and money.

The unit I want to occupy has 3 people living in it, when is it safe to give them a notice to vacate and does anyone have a template for this?  

Lot of people don't take action because they don't have knowledge to take action...

Obviously, there are people that leave W2s to get into real estate full time.  

Time is on your side and it seems almost like a waste of effort to pay down loans quickly, if you can let time take care of it without any contribution from you.Not many people have the obsession with REI to grow a significant portfolio, but you can probably manage 30 to 50 doors on the side, before it becomes impossible and you need a PM.

So add the drama of dealing with people who are already not paying for their water.

Banks only have 10% of the money they lend thus it makes sense for them - but for people who are not a bank why make 6% taxes as ordinary income and barely keeping up with inflationThat $1000/mo payment will be worthless in 20 years.